1200 Howell St

1200 HOWELL ST

EARLY DESIGN GUIDANCE DOWNTOWN DESIGN REVIEW BOARD MEETING ON 12/1/2015

DPD #3021813

CONTENTS

URBAN FRAMEWORK Project Information and Neighborhood...... 4 Zoning Summary / Zoning Map...... 6 Project Vicinity Building Use and City Context...... 8 Transportation and Street Level Analysis Maps...... 10 Surrounding Projects...... 12 Neighboring Projects...... 16 Site Details / Survey...... 19 Climate Analysis and Solar Orientation ...... 20 Street Elevations and Photos...... 22

MASSING OPTIONS Option 1...... 28 Option 2...... 32 Option 3 (Preferred) ...... 36 Options Comparison...... 38

STREETSCAPE AND PREFERRED MASSING Parti Diagrams...... 43 Grade Level Plan...... 44 Composed Street Level Plans and Elevations...... 45 Project Street Character Views...... 47 Design Inspiration Images...... 52

DESIGN GUIDELINES AND ANTICIPATED DEPARTURES

Design Guidelines and Responses...... 54 Anticipated Departures...... 60

LANDSCAPE CONCEPT Landscape Concept and Reference Images...... 66

APPENDIX Sun Shadow Studies...... 69 Preferred Option Plans...... 70 Building Section...... 73 PROJECT INFORMATION

total site area gross building area total residential units residential parking building height PROJECT DESCRIPTION & VISION 14,400sf 496,900sf 364 units 275 stalls 440ft

The 1200 Howell project is located near the northeastern edge of the Denny Triangle neighborhood, between Minor Avenue and the major I-5 South on-ramp off Yale. The site is in close proximity to the downtown office core and major employers in South Lake Union, with easy access to both transit and vehicular routes. This portion of the Denny Triangle is currently one of the busiest areas of Seattle in terms of growth, with tower cranes for projects in SITE construction and many more “pipeline” projects in design.

1200 Howell is being developed as a residential condominium, offering a mix of unit sizes and configurations that will cater to new urbanite buyers and established homebuyers alike. This project will truly promote urban living and decreased dependance on the automobile for transportation, enabling residents to live, work and partake in the neighborhood cafes, shops and culture.

Amenities will be located at two levels, the 7th floor at the top of the project podium, providing spaces for residents to relax amongst the immediate neighborhood scale and the rooftop spaces at the 40th floor in the larger context of the City and its surroundings, capturing the spectacular regional views available from the site. The retail location has DENNY WAY been chosen to enhance Howell Street as the emerging, retail / restaurant / and hospitality corridor connecting to the new convention center with the residential entry and lobby on the quieter Minor Avenue. The streetscape is further

animated at the pedestrian level by living units at the intersection corner by living spaces on the 2nd to 6th floors. YALE AVE.

1200 Howell will be designed as a unique, dynamic and modern high-rise residential building, utilizing new forms STEWART ST that will not only define the project and the neighborhood, but also bring new vibrancy to the Seattle skyline. BOREN AVE. Burrard Development is a boutique development firm operating out of Vancouver, Canada with a focus on developing MINOR AVE.

livable communities and award-winning site-specific buildings throughout the Pacific Rim. 1200 Howell is Burrard SITE I-5 NORTH Development’s first project in Seattle and our team is thrilled to participate in shaping this dynamic emerging neighborhood in downtown Seattle. VIRGINIA ST

PROJECT STATISTICS HOWELL ST

PROGRAM FLOORS AREA (APPROXIMATE) TERRY AVE. BELOW GRADE PARKING P2-P6 54,520 SF

GRADE LEVEL RETAIL L1 2,700 SF RESIDENTIAL L2-L41 413,400 SF 9TH AVE.

I-5 SOUTH AMENITY & ROOF DECK L7, R1 21,100 SF OLIVE WAY

DENNY TRIANGLE

Connecting the Retail Core to Seattle’s South Lake Union neighborhood, Denny Triangle is one of Downtown’s fastest growing neighborhoods with beautiful new developments pushing it forward. This vibrant area seamlessly integrates professional and residential communities with restaurants, bars, unique shops and public parks, all connected via the Seattle Streetcar Line.

NEIGHBORHOOD PROFILE

Denny Triangle has edged past South Lake Union as Downtown’s fastest growing neighborhood, with a 27% percent increase in population in just the past five years. In 2013 Via6, one of Seattle largest apartment complexes, opened at 6th Avenue and Blanchard Street adding 654 units to the apartment inventory in Denny Triangle. Over 1,000 additional apartment and condominium units are expected to open by the end of 2017 including the phase one of Insignia Towers condominium, Premiere on Pine, Cirrus and Stratus.

It is not just residential projects contributing to the transformation of Denny Triangle. Office development has added 1.7 million square feet to the neighborhood since 2005. Amazon.com has 2.2 million square feet in two towers under construction with two more towers in the pipeline and another building at 1915 Terry under renovation. Touchstone is building a 222-room hotel/office project with nearly 300,000 square feet of office space. Several other projects are in planning stages or waiting on permits, including several hotel projects and a potential convention center expansion at Convention Place Station. The site sits near the northeast corner of the Denny Triangle Neighborhood.

NEIGHBORHOOD HISTORY

The Denny Triangle was regraded in the first part of the century to accommodate the growth of Seattle’s city grid and increased property values. The project removed Denny Hill, one of the proverbial seven hills of Seattle. It ran east from First Avenue between Pike Street and Denny Way. Hill and street were named after the Denny family, who were among the city’s earliest white inhabitants. The First Avenue regrade was started in 1897 and completed on January 6, 1899. From 1902 to 1911, the Hill was sluiced into Elliott Bay by pumping water from Lake Union using hydraulic mining techniques in a series of regrades along Pike and Pine Streets, Second Avenue, and the massive Denny Regrade No. 1 which regraded everything remaining between Fifth Avenue and the waterfront. In 1929–30, Denny Regrade No. 2 removed the final pieces of the hill east of Fifth Avenue using steam shovels.

A picture of the 1929 Regrade of Denny Hill into its current topography.

KING COUNTY PARCEL #’S 0660002325, 0660002310 NO PARKING REQUIRED ZONING CLASSIFICATION (MAP 1A; DMC 240/290-400 PARKING (23.49.019) WHEN PROVIDED, ONE STORY OF PARKING IS PERMITTED ABOVE THE STREET LEVEL 23.49.008.A.3) STORY OF THE STRUCTURE FOR EACH STORY OF PARKING PROVIDED BELOW GRADE, UP TO A MAXIMUM OF FOUR STORIES ABOVE GRADE (23.49.019.B.2.b) SITE AREA 14,400 SF (120’ X 120’) PARKING SHALL BE SEPARATED FROM THE STREET BY ANOTHER USE FOR A MINIMUM PERMITTED USES (23.48.004) OFFICE, HOTEL, RETAIL, RESIDENTIAL, ETC. SEPARATION OF PARKING (23.49.019.B.3) OF 30% ALONG EACH STREET FRONTAGE OF THE STRUCTURE ABOVE THE THIRD STORY OF A STRUCTURE NEIGHBORHOOD OVERLAY (23.49.056, MAP A) DENNY TRIANGLE URBAN CENTER VILLAGE BICYCLE PARKING (23.49.019.E) 1 SPACE FOR EVERY 2 DWELLING UNITS STREET CLASSIFICATIONS (23.49 MAP 1B, HOWELL STREET: PRINCIPAL TRANSIT STREET, CLASS 1 PEDESTRIAN STREET MINIMUM FACADE HEIGHTS (TABLE A CLASS 1 PEDESTRIAN STREETS - 25’; CLASS 2 PEDESTRIAN STREETS - 15’ MAP 1F) MINOR STREET: CLASS 2 PEDESTRIAN STREET 23.49.056) 400’ FOR RESIDENTIAL USE IF UTILIZING BONUS AVAILABLE UNDER SECTION 23.49.015 FACADE TRANSPARENCY (23.49.056.C) CLASS 1 PEDESTRIAN STREETS - 60%; CLASS 2 PEDESTRIAN STREETS - 30% 40’ ADDITIONAL HEIGHT ALLOWED FOR STRUCTURES LOCATED IN DMC 240/290-400 BLANK FACADES (23.49.056.D) CLASS 1 PEDESTRIAN STREETS - 15’ MAX.; CLASS 2 PEDESTRIAN STREETS - 30’ MAX. OR 340/290-400 WHICH MAY EXCEED THE MAXIMUM HEIGHT LIMIT FOR RESIDENTIAL USE BY 10% OF THAT LIMIT IF… ALL NEW DEVELOPMENT IN DMC ZONES IN THE DENNY TRIANGLE URBAN VILLAGE, LANDSCAPING REQUIREMENTS IN DENNY SHALL PROVIDE LANDSCAPING IN THE SIDEWALK AREA OF THE STREET RIGHT-OF-WAY. 1. THE FACADES OF THE PORTION OF THE BUILDING EXCEEDING THE HEIGHT LIMIT DO TRIANGLE URBAN VILLAGE (23.49.056.F.1) THE SQUARE FOOTAGE OF LANDSCAPED AREA PROVIDED SHALL BE AT LEAST 1.5 TIMES HEIGHT (23.49.008.B) NOT ENCLOSE AN AREA EXCEEDING 9,000 SF. THE LENGTH OF THE STREET LOT LINE (IN LINEAR FEET). MAXIMUM LENGTH OF UN-MODULATED FACADE WITHIN 15 FEET OF STREET LOT LINE - 2. THE ENCLOSED SPACE IS OCCUPIED ONLY BY THOSE USES OR FEATURES OTHERWISE FACADE MODULATION (23.49.058, TABLE A) PERMITTED IN THIS SECTION AS AN EXCEPTION TO THE HEIGHT LIMIT 100’ MAXIMUM LENGTH ABOVE 241’ TOWER FLOOR AREA LIMITS (23.49.058, TABLE 10,700 SF AVERAGE MAXIMUM FLOOR PLATE SIZE FOR A TOWER THAT EXCEEDS THE COMMON RECREATION AREA ALLOWED UP TO 15’ ABOVE 400’, AS LONG AS THE BASE HEIGHT LIMIT. 11,500 SF MAXIMUM FLOOR PLATE SIZE FOR ANY STORY COMBINED COVERAGE OF ALL ROOFTOP FEATURES DOES NOT EXCEED 55% OF THE B) ROOF AREA FOR STRUCTURES THAT ARE SUBJECT TO MAXIMUM FLOOR AREA LIMITS MAXIMUM TOWER WIDTH ABOVE 85’ ALONG N/S AXIS ALONG THE AVENUES = 120’ OR 80% OF LOT WIDTH, WHICHEVER IS LESS STREET LEVEL USE REQUIREMENTS MAXIMUM TOWER WIDTH (23.49.058.E.2.a) NONE REQUIRED (23.49.009; MAP 1G) LOT WIDTH = 120’; CALCULATION: 120’ X 80% = 96’ MAX TOWER WIDTH REQUIREMENTS FOR RESIDENTIAL USES COMMON RECREATION AREA EQUIVALENT TO 5% OF TOTAL GROSS FLOOR AREA SHALL TOWER SPACING FOR ALL STRUCTURES OVER ONE HUNDRED SIXTY (160) FEET IN (23.49.010) BE PROVIDED. 50% OF COMMON RECREATION AREA MAY BE ENCLOSED HEIGHT IN THOSE DMC ZONED AREAS SPECIFIED BELOW: BASE = 5, MAX = 7 W/ BONUSES 1. FOR THE PURPOSES OF THIS SECTION, NO SEPARATION IS REQUIRED: EXEMPTIONS: A. BETWEEN STRUCTURES ON DIFFERENT BLOCKS B. FROM A STRUCTURE ON THE SAME BLOCK THAT IS NOT LOCATED IN A DMC ZONE; OR C. FROM A STRUCTURE FLOOR AREA RATIO (23.49.011) STREET LEVEL SPACES (REQUIRED OR NOT) THAT MEET REQUIREMENTS OF 23.49.009), ALLOWED PURSUANT TO THE LAND USE CODE IN EFFECT PRIOR TO THE EFFECTIVE RESIDENTIAL USES, LIVE/WORK UNITS, FLOOR AREA BELOW GRADE, PARKING TOWER SPACING (23.49.058.F. DATE OF ORDINANCE 122054. ACCESSORY TO RESIDENTIAL USES (UP TO RATIO OF 1:1); 3.5% ALLOWANCE FOR ON DMC ZONED SITES WITH MAXIMUM HEIGHT LIMITS OF MORE THAN ONE HUNDRED MECHANICAL EQUIPMENT SIXTY (160) FEET LOCATED IN THE DENNY TRIANGLE URBAN CENTER VILLAGE... ALL PROVIDE LOW/MODERATE INCOME HOUSING WITHIN OR ADJACENT TO PROJECT, OR PORTIONS OF THE TOWER THAT ARE ABOVE ONE HUNDRED TWENTY-FIVE (125) FEET IN BONUS RESIDENTIAL FLOOR AREA (23.49.015) BY PAYING THE CITY TO BUILD OR PROVIDE THE HOUSING (PAYMENT OPTION), OR HEIGHT MUST BE SEPARATED BY A MINIMUM OF SIXTY (60) FEET FROM ANY PORTION COMBINATION OF BOTH OF ANY OTHER EXISTING TOWER ABOVE ONE HUNDRED TWENTY-FIVE (125) FEET IN HEIGHT. CONTINUOUS OVERHEAD WEATHER PROTECTION REQUIRED ALONG THE ENTIRE STREET MINOR AVE. REQUIRES A 12’ SIDEWALK. HOWELL REQUIRES A 15’ SIDEWALK SINCE NO OVERHEAD WEATHER PROTECTION (23.49.018) FRONTAGE OF A LOT, MINIMUM 8’ DEPTH, MINIMUM 10’ ABOVE SIDEWALK, MAXIMUM SIDEWALK WIDTHS (23.49.338.3 MAP C) 15’ ABOVE SIDEWALK TRANSIT STOPS ARE LOCATED ON THE PROJECT SIDE OF THE STREET (PER MAP C)

SM 240/125-400

MINOR AVE.

DMC 240/290-400 BOREN AVE.

SITE

DMC TERRY AVE.

340/290-400 LENORA ST.

9TH AVE. STEWART ST.

DMC 340/290-400

8TH AVE.

HOWELL ST. VIRGINIA ST. OLIVE WAY

7TH AVE.

DOC2

500/300-500 PINE ST. SM240/125-400

DMC 240/290-400 DMC 240/290-400

DMC 340/290-400

DOC 500/300-500

VIEW LOOKING NORTH AERIAL VIEW LOOKING SOUTHWEST

1200 HOWELL

UNDER CONSTRUCTION

PLANNED PROJECTS VIEW LOOKING SOUTH VIEW LOOKING WEST

970 DENNY CIRRUS

STRATUS SEATTLE TIMES PROJECT

CORNISH DORMS

9TH & STEWART

2014 FAIRVIEW ASPIRA BUILDING CURE

MIRABELLA

UPCOMING 221 MINOR AVE. RESIDENTIAL

1901 MINOR RESIDENCE INN

TILT 49

KINECTS 1200 STEWART

DENNY SUBSTATION

BALFOUR PLACE APART. WA STATE CONVENTION CENTER EXPANSION OFFICE / COMMERCIAL 1200 HOWELL

OLIVE TOWER METROPOLITAN NORTH RESIDENTIAL

METROPOLITAN SOUTH SPRINGHILL SUITES MEDICAL / RESEARCH

PROJECT SITE

UNDER CONSTRUCTION

PLANNED PROJECTS

Pontius Ave. Interstate 5

TRANSPORTATION ANALYSIS Yale Ave.

Two-Way Two-Way Two-Way Two-Way Two-Way Two-Way

One-Way Stewart St.

Denny Way Two-Way PROPOSED SLU / DENNY DENNY GRID SHIFT TRIANGLE PEDESTRIAN CONNECTION Terry Avenue

Two-Way

MAJOR I-5 SOUTH ON- RAMP

1200 Howell Site SITE

Interstate Freeway 9th Avenue On/Off Ramps Two-Way HOWELL GRID SHIF Principal Arterial

Minor Arterial

Green Street T

Principal Transit Street

Major Bike Routes

Direction of One-Way Street

Public Transit Stop

City Nodes and Gateways

Boren Ave. Minor Ave. Two-Way Two-Way

Olive Way One-Way One-Way Howell St.

SITE

1200 Howell

Main Building Entries

Retail Entry

Tree Canopy

Overhead Weather Protection

Automotive Entry

1 KINECTS #3004848 2 KINECTS is located across Minor to the west of 1200 Howell. A distinct angled facade that slopes out with height defines this project. 1

2 TILT 49 #3016574 Sharing the block with KINECTS, Tilt 49 is a half block project with both residential and office components. Its 440ft residential tower sits at the corner of Howell and Boren.

3 1901 MINOR #3019625 A dual tower proposal with 440ft residential towers over a six story podium. 4

4 1200 STEWART #3020943 Another dual tower proposal, this site previously achieved a MUP and is now under the control of a new developer.

5 METROPOLITAN PARK TOWERS Located across the street to the south of 1200 Howell, the Metropolitan Park Towers are 280’ office buildings built in 1988.

6 WA STATE CONVENTION CENTER EXPANSION #3020177 The new Washington State Convention Center will lay three blocks to the west and include two mixed-use projects along Howell.

8 7

7 2014 FAIRVIEW #3021621 A 440ft residential tower with undulating decks defining the shape of the tower.

8 9TH & STEWART #3013951 A 500’ mixed-use project that covers an entire city block. The project will include residences, and hotel, and convention center.

SITE

1814 MINOR AVE - ARION COURT The adjacent partner to our site is the Arion Court, is a 3 story building built in 1903 and since updated. The project currently is under ownership and operation of the Low Income Housing Institute (LIHI). The project has no windows along the property line to our site but does feature two light wells (as seen in the picture above) that set back to the north and allow light into the interior of the project.

SITE

1820 MINOR AVE - BALFOUR PLACE APARTMENTS Balfour Place Apartments is a 90,000sf apartment building built in 1993. It is a six story wood frame structure with 200 units and several retailers at the base, including a karaoke parlour and convenience store. It currently has a rooftop deck under construction in the NW corner of the project and parking access located off minor at the south end of the building.

SITE

1220 HOWELL ST - METROPOLITAN PARK NORTH To the east of our project site lies the Metropolitan Park North project. Finished in 2001, this mixed- use project is a 132’, 11 story building that has nearly 190,000sf of office space and 558 parking stalls, many which are above grade. Their key tenant is a 24 Hour Fitness at the opposite corner from our project. Key architectural cues include their strong horizontal banding at the top five floors and an angled projecting element that lies across the alley.

SITE INFORMATION

139.04’ 139.76’ PARCEL #: 066000-2310 LEGAL DESCRIPTION: BELL HEIRS OF S A 2ND ADD SWLY 40 FT # 066000-2310 #066000-2325 PARCEL #: 066000-2325 EUROPEAN HORNBEAM LEGAL DESCRIPTION: CARPINUS BETULUS BELL HEIRS OF S A 2ND ADD NELY 80 FT 20” DIAMETER

120’ SURVEYED AREA: 14,398 SF

DIMENSIONS: 120’ x 120’

CURRENT USE: PARKING LOT MIDPOINT ON MINOR AVE BASE BUILDING HEIGHT: 140.10’ 140.1’ GRADE CHANGE: 3.18’

EUROPEAN HORNBEAM CARPINUS BETULUS EXISTING SIDEWALK WIDTH: 16” DIAMETER HOWELL: 12.0’ 120’ MINOR: 12.0’

2’ REQUIRED ALLEY DEDICATION 33’

EUROPEAN HORNBEAM CARPINUS BETULUS 14” DIAMETER EUROPEAN HORNBEAM 141.17’ CARPINUS BETULUS 142.22’ 18” DIAMETER

33’

0’ 20’ 40’

1” = 20’

100% 100 SEATTLE, WASHINGTON 93 25 85 83 24 81 80% 77 21 75 80 24 18 The Seattle climate defines itself as a moderate zone with far more heating days then cooling. With our project 71 72 11 COMFORT ZONE 21 65 open to the South and East for the foreseeable future, maximizing heat gain from these two directions will reduce 16 60% 18 heating loads throughout much of the year, while passive strategies of natural ventilation and thermal mass can 54 60 8 accomplish much of the cooling load needed in the hotter summer months. 48 6 18

40% To accomplish these goals, large spans of high efficiency glass with low solar heat gain coefficients as well as 31 40 U-Values will be utilized to allow in light and retain heat. Floor systems that incorporate solid materials such as wood and concrete will serve as thermal mass for the space, absorbing heat during the day and releasing it slowly 20% at night. 20

A massing that allows for operable windows and shaded terraces will aid in reducing cooling loads during the JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC few cooling days, creating a balance that will reduce energy usage and increase human comfort throughout the AVERAGE CLOUD COVER AVERAGE HI/LOW TEMPERATURE o F building.

SEASONAL WIND ROSES PSYCHROMETRIC CHART RELATIVE HUMIDITY 100% 80%

1 Comfort (691 hrs) .028

7 Natural Ventilation Cooling (42hrs) .024 9 Internal Heat Gain (2955 hrs)

.020

16 Heating (5053 hrs)

.016 SPRING SUMMER

.012 HUMIDITY RATIO

.008

.004

COMFORT NATURAL VENTILATION HEATING INTERNAL HEAT GAIN ZONE COOLING 0 10 20 30 40 50 60 70 80 90 100 FALL WINTER DRY BULB TEMPERATURE (oC)

This psychrometric chart represents the frequency at which various levels of temperature and humidity occur throughout the year. The comfort zone, overlaid in purple, highlights the range of temperature and humidity at which the majority of people are comfortable (Accounting for season clothing). The use of specific sustainable strategies can extend the boundaries of the comfort zone by adapting the building design to address the climate. Using the sustainable strategies selected from this chart has the potential to greatly reduce the heating and/or cooling demands on a building.

N 10 o 20 o 30 o 40 o o SUMMER SUNSET 50 SUMMER SUNRISE 60 o 70 o

W E

WINTER SUNSET WINTER SUNRISE

1200 Howell Site

Summer Solstice

Winter Solstice

58.4’

35.0’ 128.0’

SITE GARAGE ENTRY ELEVATION AA - LOOKING EAST

SITE

ELEVATION BB - LOOKING WEST *ALL HEIGHTS MEASURED FROM PROJECT HEIGHT BASE POINT, MEASURED FROM THE MID POINT ON HOWELL.

SITE

ELEVATION CC - LOOKING NORTH

DD SITE

ELEVATION DD - LOOKING SOUTH *ALL HEIGHTS MEASURED FROM PROJECT HEIGHT BASE POINT, MEASURED FROM THE MID POINT ON HOWELL.

ELEVATION EE - LOOKING EAST PANORAMIC A - LOOKING EAST

EE SITE A

PANORAMIC B - LOOKING NORTH

*ALL HEIGHTS MEASURED FROM PROJECT HEIGHT BASE POINT, MEASURED FROM THE MID POINT ON HOWELL.

VIEW C - NORTHWEST VIEW D - LOOKING NORTH

D F SITE C

G VIEW E - LOOKING SOUTH VIEW F - LOOKING NORTHEAST

VERTICAL REVEAL

Our first option employs several shifting rectilinear masses to create a breakdown in form. Vertical reveals break up the tower massing per code requirements, and horizontal breaks create visual relief to an otherwise simple massing. The facade treatment of the tower tracks all the way down to the street, where it is broken by a setback level of retail and building entry.

PROS CONS • Code compliant • Rectilinear massing does not maximize views from the • Horizontal and vertical reveals break down the site. massing of the tower. • Shape and orientation does not acknowledge nearby • Erosions at key locations provide visual relief and development or the shift in the grid at this site. unique units at high visibility locations. • Similar to other construction and design in the area. • Simplicity of massing reduces construction costs. • Larger area of podium activation nets in significant parking loss.

View 1 (Left Top) displays the massing from the northeast, with Elliot Bay and much of downtown in the background. View 2 (Left Bottom) places the site within the currently planned buildout, looking from above I-5 to the north. The tower’s location remain prominent even with the large amount of development in the Denny Triangle and becomes an important tower in the foreground of the Seattle Skyline. View 3 (Above) shows the 180 degree uninterrupted view of the project from the north, east, and south.

VIEW LOOKING UP FROM THE CORNER OF HOWELL AND MINOR.

PODIUM AT THE CORNER OF HOWELL AND MINOR. VIEW LOOKING NORTH ON I-5.

Leasing / Package / Mail

FCC

Residential Entry Lobby Transformer

Retail

Studio

LEVEL 1 PLAN TYPICAL ABOVE GRADE PARKING LEVEL

SPACE FUNCTION KEY

2 Bedroom Unit 2 Bedroom Unit 1 Bedroom Unit 1 Bedroom Unit RESIDENTIAL

RETAIL

Open 1 Bedroom Open 1 Bedroom COMMON SPACE Open 1 Bedroom Open 1 Bedroom ELEVATOR / STAIR

BOH / LOADING /

2 Bedroom Unit 1 Bedroom Unit 1 Bedroom Unit 2 Bedroom Unit PARKING

0’ 16’ 32’ 64’

1/32” = 1’-0” PINWHEEL MASSING W/ “EROSIONS” TYPICAL TOWER PLAN

GRID SHIFT

Our second option begins to draw cues from site relationships and the grid shift at Howell. Angled vertical forms respond to the angles across the street, while a central core ties into the grid on the site. The vertical masses break at different heights, reducing the mass at the top of the tower and creating dynamism in the skyline of the downtown.

PROS CONS • Angular forms break from the site grid and respond to • Fails to provide scaled relationships to the nearby the shift in the city grid at the site. projects without any horizontal breakdown up the • Tower elements break from the podium to create a tower. unique expression. • Inside corners in the massing block views and create • Vertical masses break up the facade horizontally. privacy issues. • Tower glass expresses all the way to the ground level, • The rooftop amenity at the top is small. activating the corner all the way to street level and hiding the function of the above grade parking.

View 1 (Left Top) displays the massing from the northeast, with Elliot Bay and much of downtown in the background. View 2 (Left Bottom) places the site within the currently planned buildout, looking from above I-5 to the north. The tower’s location remains prominent even with the large amount of development in the Denny Triangle and becomes an important tower in the foreground of the Seattle Skyline. View 3 (Above) shows the 180 degree uninterrupted view of the project from the north, east, and south.

VIEW LOOKING UP FROM THE CORNER OF HOWELL AND MINOR.

PODIUM AT THE CORNER OF HOWELL AND MINOR. VIEW LOOKING NORTH ON I-5.

Leasing / Package / Mail

FCC

Residential Entry Lobby Transformer

Retail Studio

LEVEL 1 PLAN TYPICAL ABOVE GRADE PARKING LEVEL

SPACE FUNCTION KEY

2 Bedroom Unit 1 Bedroom Unit 1 Bedroom Unit 2 Bedroom Unit RESIDENTIAL

RETAIL

Open 1 Bedroom Open 1 Bedroom COMMON SPACE

Open 1 Bedroom Open 1 Bedroom ELEVATOR / STAIR

BOH / LOADING / 2 Bedroom Unit 2 Bedroom Unit 1 Bedroom Unit 1 Bedroom Unit PARKING

0’ 16’ 32’ 64’

1/32” = 1’-0” GRID RESPONSIVE MASSING WITH STRONG VERTICAL MASSES TYPICAL TOWER PLAN

STACK EFFECT Our third and preferred option takes elements and concepts from both of our first options and utilizes their strengths to create a truly unique tower for the city. Shifting boxes rotate to realize views and reduce adjacencies with nearby towers, and the reveals between them break down the towers massing and create opportunities for vegetated decks. Erosions at key corners provide both unique units and visual relief. Residential units at the podiums share the massing from above to unify the architecture and activate the street level and above grade parking.

PROS CONS • Iconic design and massing breaks from the • No horizontal breaks are present in the massing, surrounding rectilinear masses. meaning some walls are 120’ in length. • Rotation in tower mass directs views away from • Challenge for structure and window washing. adjacent towers. • Massing is inherently broken down in scale from reveals at massing shifts. • Erosions provide visual interest to viewers. • Decks throughout the height of the tower provide additional greenspace and planting areas.

View 1 (Left Top) displays the massing from the northeast, with Elliot bay and much of downtown in the background. View 2 (Left Bottom) places the site within the currently planned buildout, looking from above I-5 to the north. The tower’s location remains prominent even with the large amount of development in the Denny Triangle and becomes an important tower in the foreground of the Seattle Skyline. View 3 (Above) shows the 180 degree uninterrupted view of the project from the north, east, and south.

VIEW LOOKING UP FROM THE CORNER OF HOWELL AND MINOR.

PODIUM AT THE CORNER OF HOWELL AND MINOR. VIEW LOOKING NORTH ON I-5.

Leasing / Package / Mail

FCC

Residential Entry Lobby Transformer

Loading Studio Retail

Studio

LEVEL 1 PLAN TYPICAL ABOVE GRADE PARKING LEVEL

SPACE FUNCTION KEY

2 Bedroom Unit 1 Bedroom Unit 1 Bedroom Unit 2 Bedroom Unit RESIDENTIAL

RETAIL

Open 1 Bedroom Open 1 Bedroom COMMON SPACE

Open 1 Bedroom Open 1 Bedroom ELEVATOR / STAIR

BOH / LOADING / 2 Bedroom Unit 1 Bedroom Unit 1 Bedroom Unit 2 Bedroom Unit PARKING

0’ 16’ 32’ 64’

1/32” = 1’-0” PREFERRED ROTATING MASSING. TYPICAL TOWER PLAN

VERTICAL REVEAL GRID SHIFT STACK EFFECT - PREFERRED Our first option employs several shifting rectilinear masses to create a breakdown in form. Our second option begins to draw cues from site relationships and the grid shift at Howell. Our third and preferred option takes elements and concepts from both of our first options Vertical reveals break up the tower massing per code requirements, and horizontal breaks Angular vertical forms match the angles across the street, while a central core ties into the grid and utilizes their strengths to create a truly unique tower for the city. Shifting boxes rotate create visual relief to an otherwise simple massing. The facade treatment of the tower tracks all on the site. The vertical masses break at different heights, reducing the mass at the top of the to realize views and reduce adjacencies with nearby towers; the reveals between them the way down to the street, where it is broken by a setback level of retail and building entry. tower and creating dynamism in the skyline of the downtown. break down the tower’s massing and create opportunities for vegetated decks. Erosions at key corners provide both unique units and visual relief. Residential units at the podiums • Code compliant • Angular forms break from the site grid and respond to the shift in the city grid at the site. share the massing from above to unify the architecture and activate the street level and • Horizontal and vertical reveals break down the massing of the tower. • Tower elements break from the podium to create a unique expression. above grade parking. • Erosions at key locations provide visual relief and unique units at high visibility locations. • Vertical masses break up the facade horizontally. • Iconic design and massing breaks from the surrounding rectilinear masses. • Simplicity of massing reduces construction costs. • Tower glass expresses all the way to the ground level, activating the corner all the way to • Rotation in tower mass directs views away from adjacent towers. street level and hiding the function of the above grade parking. • Massing is inherently broken down in scale from reveals at massing shifts. • Erosions provide visual interest to viewers. • Decks throughout the height of the tower provide additional greenspace and planting areas.

1.0 TOWER MASSING 2.0 SCULPTING FOR FUNCTION 3.0 SHIFT MASSING 4.0 EROSIONS AND L1 ENHANCEMENT Defined by the sites boundaries, the towers massing utilizes the entire Reveals in the massing add functional outdoor space to a larger number Many projects in the city are facing issues with resident proximity and Erosions in the tower’s massing create opportunities for unique units site to allow for an efficient footprint. The tower itself breaks from the of units than many towers of this scale. Each is spaced at a shrinking views to adjacent projects. By shifting the tower’s massing, views down in key view locations around the tower. They also help break up the Podium at the L7 amenity level, defining the tower and podium as their interval to accentuate the verticality of the tower from the street level. The street corridors and around other projects are enhanced and create a massing and create visual interest. At the ground level the podium own massing elements. mass from those reveals is then encapsulated at the top of the tower to distinctive form in the city. defines the different function and entries, each with their own scale. both hide mechanical equipment and create a unique crown to this highly visible building in the Seattle skyline.

ARION COURT

RESIDENTIAL LEASING / MAIL / PACKAGE RAMP UP TO L2

RESIDENTIAL ENTRY

RAMP DOWN TO P1 POSSIBLE LOCATION FCC FOR PUBLIC ART ALLEY METROPOLITAN 15’ RESIDENTIAL PARK NORTH LOBBY TRANSFORMER 20’ KEY 12’ RESIDENTIAL MINOR AVENUE MINOR

LOADING RETAIL 6’ RETAIL PARKING AREA 24’

ELEVATOR / STAIR

POSSIBLE LOCATION FOR PUBLIC ART BOH / LOADING 9’-6” EXISTING STREET 20’ 11’ 15’ LIGHT PEDESTRIAN ENTRY

RAILING AROUND VEHICULAR ENTRY SEATING AREA BENCHES

HOWELL STREET 0’ 10’ 20’ 40’ 1”=20’

KEY

RESIDENTIAL

RETAIL

PARKING AREA

ELEVATOR / STAIR

BOH / LOADING

RETAIL ALLEY MINOR AVENUE

OUTDOOR DINING AREA

RETAIL ENTRY HOWELL STREET 0’ 8’ 16’ 32’

1/16” = 1’-0”

KEY

RESIDENTIAL

RETAIL

PARKING AREA

ELEVATOR / STAIR

BOH / LOADING

RETAIL RESIDENTIAL LEASING, RESIDENTIAL MAIL, PACKAGES ENTRY LOBBY HOWELL STREET

OUTDOOR DINING AREA EXISTING STREET 0’ 8’ 16’ 32’ RESIDENTIAL ENTRY MINOR AVENUE LIGHT 1/16” = 1’-0”

VIEW LOOKING NORTH

VIEW LOOKING NORTHWEST

VIEW LOOKING EAST

VIEW LOOKING SOUTHWEST

METAL / WOOD LOUVERS PERFORATED STEEL CHANNEL GLASS

CITYWIDE GUIDELINE SUPPLEMENTAL GUIDANCE RESPONSE

A-1 Develop an architectural concept and Each building site lies within a larger physical context having various and distinct features and characteristics to which the This project’s emerging neighborhood includes a wide variety of contextual scales, styles, uses RESPOND TO THE compose the building’s massing in response building design should respond. Develop an architectural concept and arrange the building mass in response to one or more of and patterns. The design recognizes this unique opportunity with an iconic form that provides PHYSICAL ENVIRONMENT to geographic conditions and patterns of urban the following, if present: interest from all vantage points. The tower’s series of stacked and rotated boxes that pull away from each other helps reinforce view opportunities towards Lake Union and downtown. The angles form found nearby or beyond the immediate d. Access to direct sunlight—seasonally or at particular times of day; context of the building site. created by the shifting massing are referential to the shift in the city grid present in the Denny e. views from the site of noteworthy structures or natural features, (i.e.: the Space Needle, Smith Tower, port facilities, Puget Triangle neighborhood. Sound, Mount Rainier, the Olympic Mountains); The erosions that occur between the boxes and at the corners add an additional layer of visual f. views of the site from other parts of the city or region; and interest and will be seen from many directions including north bound I-5, looking west from g. proximity to a regional transportation corridor (the monorail, light rail, freight rail, major arterial, state highway, ferry routes, Capitol Hill and the major transit and vehicular route along east bound on Howell Street. The bicycle trail, etc.). podium provides activation at all street fronts and recognizes the importance of its corner siting. The residential entry is located on Minor Avenue similar to its neighbors to the north. More active retail is focused on the Howell Street side including a setback that will encourage outdoor uses for the public.

A-2 Design the upper portion of the building to A sculptured top can lend a distinctive identity to the building while helping to orient people as they approach and go places This tower’s iconic form will serve as a new and modern contribution to the changing architectural ENHANCE THE SKYLINE promote visual interest and variety in the downtown. Reducing the area of the top floors reduces the appearance of the overall bulk and generally produces a more language of the neighborhood. Its series of shifting boxes broken up by inset “sky terrace” downtown skyline. Respect existing landmarks interesting building form. As buildings increase in height, the more visible upper portion can be shaped and finished to appear levels get smaller as the tower gets higher, adding a layer of verticality and a sense of forced while responding to the skyline’s present and increasingly slender and more ornamental. perspective. Each of the boxes is defined by an eroded corner at different locations, such that the planned profile. punctuations are viewed at varying levels and orientations. The top of the building with its large overhang and final shift in direction is also stepped back, opening up to allow for an extensive rooftop community space looking towards downtown and north to Lake Union. Views of the project along I-5 will express this kinetic form.

B-1 Develop an architectural concept and compose Each building site lies within an urban neighborhood context having distinct features and characteristics to which the building Location of the residential lobby, retail and primary entries is significant in that the site clearly RESPOND TO THE the major building elements to reinforce design should respond. Arrange the building mass in response to one or more of the following, if present: has a quieter (Minor Avenue) and busier (Howell Street) adjacency to its street facades. The podium design will activate the corner of Howell St and Minor Avenue from L2 to the top of the NEIGHBORHOOD CONTEXT desirable urban features existing in the a. a surrounding district of distinct and noteworthy character; surrounding neighborhood. podium. Retail space located on Howell Street will complement the adjacencies of nearby office b. an adjacent landmark or noteworthy building; buildings and other retail uses. Back of house uses are concentrated on the alley. The design of c. a major public amenity or institution nearby; the podium will be sensitive to security, minimizing non-activated recesses and alcoves. d. Neighboring buildings that have employed distinctive and effective massing compositions; e. elements of the pedestrian network nearby, (i.e.: green street, hillclimb, mid-block crossing, through-block passageway); f. direct access to one or more components of the regional transportation system.

A-1 A-2 B-1

CITYWIDE GUIDELINE SUPPLEMENTAL GUIDANCE RESPONSE

B-4 Compose the massing and organize the publicly Buildings that exhibit form and features identifying the functions within the building help to orient people to their surroundings, The proportions of the tower’s shifting boxes are carefully considered as they become shorter DESIGN A WELL accessible interior and exterior spaces to create enhancing their comfort and sense of security while downtown. when located higher in the tower. The angle of the shifts is consistent and recalls the shift present PROPORTIONED & a well-proportioned building that exhibits a When composing the massing, consider how the following can contribute to create a building that exhibits a coherent in the neighborhood grid. These shifts always begin just after an “erosion” or “sky terrace” floor. UNIFIED BUILDING. coherent architectural concept. Design the architectural concept: This organization allows for a visual break between the stacked boxes. Materials and consistent architectural elements and finish details to create detailing of the skin will support the unified appearance of the tower. a unified building, so that all components appear a. setbacks, projections, and open space; integral to the whole. b. relative sizes and shapes of distinct building volumes; and c. roof heights and forms.

C-1 Spaces for street level uses should be designed Building modulations and articulated structural bays establish a framework for composing facades scaled to reflect the The podium will include retail and lobby spaces along both street fronts activating the sidewalk and PROMOTE PEDESTRIAN to engage pedestrians with the activities activities performed within. Architectural elements arranged to enhance orientation, comfort, and visual interest invite providing places of interaction for both residents and the community. This includes a setback at the INTERACTION occurring within them. Sidewalk-related spaces pedestrian interaction. Transparency at the street level enlivens the street environment, providing interest and activity along the corner for outside space ancillary to the retail. should be open to the general public and appear sidewalk and at night providing a secondary, more intimate, source of lighting. safe and welcoming.

C-2 Design architectural features, fenestration Building modulations and articulated structural bays establish a framework for composing facades scaled to reflect the The podium meets the street edges for the first six stories. The street level design will include a DESIGN FACADES OF patterns, and materials compositions that activities performed within. Architectural elements arranged to enhance orientation, comfort, and visual interest invite tall retail and lobby space, overhead weather protection and landscaping features that reflect the MANY SCALES refer to the scale of human activities contained pedestrian interaction. Transparency at the street level enlivens the street environment, providing interest and activity along the smaller scale appropriate to the pedestrian experience. The activation of the podium at the corner within. Building facades should be composed of sidewalk and at night providing a secondary, more intimate, source of lighting. has been brought down to Level 2 further enhancing the connectivity of the building at the street elements scaled to promote pedestrian comfort, level. Mullion patterning and the presence of operable windows will help to further define the scale safety, and orientation. of both the podium and the tower.

C-3 Buildings should not have large blank walls facing Blank facades limit pedestrian interaction with the building, effectively “deadening” the street environment where they occur. Programming for the Level 1 street facades will ensure that those elevations are transparent and PROVIDE ACTIVE - NOT the street, especially near sidewalks. They provide opportunities for defacement with graffiti and encourage other undesirable activities. active. The podium includes both parking and residential uses. The residential activation at the BLANK - FACADES podium corner occurs at all levels at the key intersection of Howell St and Minor Avenue. The remaining portions of the podium will be carefully designed with respect to materials, detailing and lighting to complement the interest of both the corner units on L2-L6 and the iconic forms of the rising tower.

B-4 C-1 C-2 C-3

CITYWIDE GUIDELINE SUPPLEMENTAL GUIDANCE RESPONSE

C-4 To promote pedestrian comfort, safety, and Entries should be clearly identifiable and visible from the street and easily accessible and inviting to pedestrians. In order to The entries for residential and commercial spaces will be appropriately located at Minor Avenue REINFORCE BUILDING orientation, reinforce the building’s entry. increase personal safety, entries and associated open spaces should be designed to avoid the creation of isolated areas and to and Howell Street locations and will be reinforced with canopy design, lighting and signage. ENTRIES maintain lines of sight into and out of the space. To make a residential building more approachable and to create a sense of association among neighbors, entries should be clearly identifiable and visible from the street and easily accessible and inviting to pedestrians. The space between the building and the sidewalk should provide security and privacy for residents and encourage social interaction among residents and neighbors. Provide convenient and attractive access to the building’s entry. To ensure comfort and security, entry areas and adjacent open space should be sufficiently lighted and protected from the weather. Opportunities for creating lively, pedestrian-oriented open space should be considered.

C-5 Encourage project applicants to provide Overhead weather protection helps to define the pedestrian realm and reduce the scale of tall buildings. Transparent or Overhead weather protection will be provided continuously as required with the exception of one ENCOURAGE OVERHEAD continuous, well-lit, overhead weather protection translucent canopies along the length of the street provide welcome weather protection, resulting in a more pedestrian friendly minor area as outlined in our anticipated Departures. WEATHER PROTECTION. to improve pedestrian comfort and safety along environment. Lighting beneath canopies and marquees adds intimacy and promotes a sense of security. Busy downtown bus major pedestrian routes. stops benefit greatly from canopies extending along the building facade.

C-6 To increase pedestrian safety, comfort, and Alleys downtown can be threatening or alluring, and often both. Like streets, alleys should accommodate a variety of needs The alley façade will be designed with attention to safety including minimizing alcoves and DEVELOP THE ALLEY interest, develop portions of the alley facade in while providing for a safe and comfortable pedestrian environment. recessing wherever possible and with adequate lighting. FACADE. response to the unique conditions of the site or project.

D-1 Design public open spaces to promote a visually New buildings downtown are encouraged to incorporate public spaces to enhance the pedestrian environment, reinforce the The tower design affords multiple opportunities for open space from street level to the roof. At PROVIDE INVITING & pleasing, safe, and active environment for downtown open space network, and offset the additional demand for public open space from downtown employment. New Level 1, a setback in the façade at the retail area provides for active outdoor gathering for both USABLE OPEN SPACE. workers, residents, and visitors. Views and solar residential buildings downtown are encouraged to incorporate usable private open space. the residents and the public and supports the adjacent retail space. Level 7 is an amenity floor access from the principal area of the open space with both indoor and outdoor open space provided for the residents. The erosion floors that occur should be especially emphasized. between the shifting boxes allow for a continuous private outdoor terrace for the units on those levels. Level 41 will contain community space for the residents as well as an extensive roof top terrace.

D-2 Enhance the building and site with generous To avoid public safety problems, maintain trees and shrubs so that normal lines of sight are preserved and nighttime security The street level landscape for Howell St and Minor Avenue will be designed to meet city ENHANCE THE BUILDING landscaping— which includes special lighting remains effective. standards. There will be additional opportunities for landscape design at the amenity floors on L7 WITH LANDSCAPING. pavements, trellises, screen walls, planters, and and R1. site furniture, as well as living plant material.

C-4 C-5 C-6 E-3 D-1 D-2

CITYWIDE GUIDELINE SUPPLEMENTAL GUIDANCE RESPONSE

D-3 Provide special elements on the facades, within Distinctive landscaping, street furniture, and special attractions can help establish a special identity for the building, There will be opportunities to define place at the street level through the setback at the retail corner PROVIDE ELEMENTS THAT public open spaces, or on the sidewalk to create attracting visitors and providing orientation and comfort to those using it. To add interest and enrich the quality of public and a canopy design that responds to primary design cues at the podium corner and the activated DEFINE THE PLACE a distinct, attractive, and memorable “sense of spaces, art may be part of wall or paving surfaces, elements of landscaping, fountains, or free standing sculpture. facades. place” associated with the building.

D-6 Design the building and site to promote the New buildings downtown are encouraged to incorporate public spaces to enhance the pedestrian environment, reinforce All facades accessible to the public at the street level will be designed with security and safety as a DESIGN FOR PERSONAL feeling of personal safety and security in the the downtown open space network, and offset the additional demand for public open space from downtown employment. consideration including an appropriate lighting design for each area. SAFETY & SECURITY immediate area. New residential buildings downtown are encouraged to incorporate usable private open space.

E-1 Minimize adverse impacts of curb cuts on the Like blank facades, curb cuts effectively “deaden” the street environment where they occur by limiting pedestrian The project design limits all vehicular access to the alley; in fact it eliminates an existing street curb MINIMIZE CURB CUT safety and comfort of pedestrians. interaction with the building. Curb cuts tend to increase pedestrian exposure to moving vehicles, limit opportunities for cut providing access to the surface parking lot off currently on the site. IMPACTS. landscaping and street trees, eliminate on-street parking spaces, and prohibit uses which promote pedestrian interaction.

E-2 Minimize the visual impact of parking by Minimize the visibility of at-grade parking structures or accessory parking garages. The parking portion of a structure The podium levels L2-L6 contain parking uses and residential units. Corner activation through INTEGRATE PARKING integrating parking facilities with surrounding should be architecturally compatible with the rest of the building and streetscape. residential uses, material selection, lighting and detailing will be considered in the design of these FACILITIES. development. Incorporate architectural facades to ensure the tower and podium are integrated. treatments or suitable landscaping to provide for the safety and comfort of people using the facility as well as those walking by.

E-3 Locate service areas for trash dumpsters, Unsightly service areas and elements adversely impact the downtown pedestrian environment and create hazards for All service areas are currently located off of the alley. MINIMIZE THE PRESENCE loading docks, mechanical equipment, and the pedestrians and autos. OF SERVICE AREAS. like away from the street front where possible. Screen from view those elements which for programmatic reasons cannot be located away from the street front.

D-3 D-6 E-1 E-2

OUTDOOR AMENITY AREA

DEVELOPMENT STANDARD REQUIREMENTS PROPOSED JUSTIFICATION

SMC 23.49.010.2 Common recreation area. Common recreation area is required for all new While the area of common recreation area While more than 50% of our common recreation area is enclosed (17,958 sf), we have exceeded the total common recreation area development with more than 20 dwelling units. Required common recreation area exceeds the lot area (14,400sf), the total required (14,400 sf) by 20%. Due partly to the small lot and also because of the provision of additional common recreation area footage, shall meet the following standards: outdoor area with a minimum of 15’ does not it is prohibitively difficult to meet the 50% open common recreation area requirement. There is additional outdoor common recreation area equal 50% of total area. square footage provided that will still be a benefit to the residents but does not meet the minimum requirements for the code. We propose 1.An area equivalent to 5 percent of the total gross floor area in residential that although the exterior portion of the common recreation area provided is less than required by code that the total combined use, excluding any floor area in residential use gained in a project through a recreation space provided with the additional 20% of square footage would be a desired and superior benefit to the residents. voluntary agreement for housing under Section 23.49.015, shall be provided as common recreation area. The amount of required common recreation area Associated Guidelines: shall not exceed the area of the lot. The common recreation area shall be A-2 - Enhance the skyline available to all residents and may be provided at or above ground level. B-4 - Design a well-proportioned & unified building 2.A maximum of 50 percent of the common recreation area may be enclosed. 3.The minimum horizontal dimension for required common recreation areas shall be 15 feet, except for open space provided as landscaped setback area at street level, which shall have a minimum horizontal dimension of 10 feet. No required common recreation area shall be less than 225 square feet.

REQUIRED COMMON RECREATION AREA (sf) 2307 S TOTAL RESIDENTIAL AREA 305,634 139 SF AMENITY AREA REQUIRED (5% TOTAL RES.) 15,282 TOTAL SITE AREA 14,400 2460 SF 6225 SF INDOOR BECAUSE THIS EXCEEDS THE TOTAL SITE AREA, THE SITE AREA 6965 SF INDOOR DEFINES THE COMMON RECREATION AREA REQUIRED 14,400

9’-0” 344 SF PROVIDED COMMON RECREATION AREA (sf) 8’-8” 8’-8”

LEVEL 7 OUTDOOR RECREATION 2,307 LEVEL 7 INDOOR RECREATION 6,965

LEVEL R1 OUTDOOR RECREATION 2,460 LEVEL R1 INDOOR RECREATION 6,225

TOTAL COMMOM RECREATION AREA 17,957 TOTAL ALLOWED ENCLOSED RECREATION AREA (%50) 8,979 9’-8” 202 SF PROVIDED ENCLOSED RECREATION AREA 13,190 2355 SF

L7 Amenity Level R1 Amenity Level

SEPARATION OF PARKING

DEVELOPMENT STANDARD REQUIREMENTS PROPOSED JUSTIFICATION

SMC 23.49.019.B.3 3. Separation of parking located above the street-level story Instead of providing the required 30% only This facade enhancement will place several residential units in these locations. We have successfully built “upholstered” living above Level 3, we have provided a much larger units in this fashion within the City. a. All parking provided above the street-level story of a structure shall be area spread across all levels of the podium. We separated along all street lot lines by another use, except for lots that meet the Allowing this departure would result in a significantly increased area of podium activation that would be located closer to the are proposing significantly more than what is conditions of subsection 23.49.019.B.2.b, which are subject to the provisions of sidewalk where it could be better appreciated from the street level. While we are currently just slightly under the required 30% required by Code. The second and third floors subsections 23.49.019.B.3.b and 23.49.019.B.3.c. on all required floors, the resultant increased area of activation and reallocation of where it occurs strengthens the building and will be more impactful than the fourth and fifth the neighborhood. b. Except as provided in subsection 23.49.019.B.3.c, for parking that is allowed floors. The greatest concentration of other uses above the street-level story under the provisions of subsection 23.49.019.B.2.b, being “upholstered” to the facade is at the Associated Guidelines: parking above the third story of a structure shall be separated from the corner. C-1 - Pedestrian Interaction street by another use for a minimum of 30 percent measured along each C-2 - Minimizing blank facades and provides a greater benefit to the neighborhood street frontage of the structure. For structures located at street intersections, the separation by another use shall be provided at the corner portion(s) of the structure.

120 ft 120 ft

L7 Provided Area per Code (29%) Provided Area per Code (28.5%) 1,070 SF 1,070 SF L6

L5 AREA REQUIRED TO HAVE AREA REQUIRED TO HAVE L4 30% SEPARATE USE 30% SEPARATE USE

L3 30% SEPARATED USE Total Provided Area Total Provided Area 30% SEPARATED USE (1,235 SF) (1,235 SF) 1,697sf 1,576 sf L2

Podium facade on Minor Ave. Podium facade on Howell St.

TOWER WIDTH

DEVELOPMENT STANDARD REQUIREMENTS PROPOSED JUSTIFICATION

SMC 23.49.058.E.2 a.In DMC zones, the maximum facade width for portions of a building above The length of the N/S facade along Minor Ave. We propose that although the west façade (along Minor Avenue) exceeds the minimum width of 80% of the lot, the resulting 85 feet along the general north/south axis of a site (parallel to the Avenues) is 101’ which is 84% of the lot length of 120’, perspective created by the shifting series of boxes moving apart from one another, in addition to the eroded corners of the shall be 120 feet or 80 percent of the width of the lot measured on the Avenue, an unintended Code penalty for small sites. boxes, is equally effective in minimizing the appearance of the tower’s width. By allowing this departure – the massing can take whichever is less, except that: We propose that our massing and horizontal a more dynamic and interesting form while remaining under the required 10,700 average floorplate size. breakdowns accomplish more then a simple 1)On a lot where the limiting factor is the 80 percent width limit, the maximum vertical setback would. Associated Guidelines: facade width is 120 feet, if at all elevations above a height of 85 feet, no more B-2 - Create a transition in bulk & scale than 50 percent of the area of the lot located within 15 feet of the street lot B-4 - Design a well-proportioned & unified building line(s) is occupied by the structure; and 2)On lots smaller than 10,700 square feet that are bounded on all sides by street right-of-way, the maximum facade width shall be 120 feet. b.In DOC1 and DOC2 zones, the maximum facade width for portions of a building above 85 feet along the general north/south axis of a site (parallel to the Avenues) shall be 145 feet. c.The projection of unenclosed decks and balconies, and architectural features such as cornices, shall be disregarded in calculating the maximum width of a facade.

Code compliant facade modulation - Looking up on Minor Ave. Tower with proposed width and modulation - Looking up on Minor Ave.

CODE COMPLIANT CODE COMPLIANT PROPOSED FOOTPRINT TOWER FOOTPRINT TOWER FOOTPRINT EXAMPLE EXAMPLE MINOR AVE. MINOR AVE. MINOR AVE. MINOR AVE. MINOR AVE.

HOWELL STREET. HOWELL STREET. HOWELL STREET.

OVERHEAD WEATHER PROTECTION

DEVELOPMENT STANDARD REQUIREMENTS PROPOSED JUSTIFICATION

SMC 23.49.018.A.1 Continuous overhead weather protection shall be required for new development We have a distance of less than 5’ that does not There is a small area near the residential lobby which does not have overhead weather protection, but we are providing overhead along the entire street frontage of a lot except along those portions of the have overhead weather protection, between the weather protection at the outdoor retail seating area, even though it is not required, as it is more than 5’ from the property line. structure facade that: residential lobby and retail space. The canopy is held away from the retail frame, allowing it to come to ground, resulting in a cleaner composition.

1. are located farther than five (5) feet from the street property line or widened Associated Guidelines: sidewalk on private property; or C-5 - Encourage overhead weather protection 2. abut a bonused open space amenity feature; or D-1 - Provide inviting & usable open space 3. are separated from the street property line or widened sidewalk on private property by a landscaped area at least two (2) feet in width; or 4. are driveways into structures or loading docks.

OVERHEAD WEATHER PROTECTION NOT PROVIDED THIS AREA, IS REQUIRED

(AREA REQUESTING DEPARTURE) <5 ft

MINOR AVE. OVERHEAD WEATHER PROTECTION PROVIDED THIS AREA, THOUGH NOT REQUIRED

CODE COMPLIANT ENTRY CANOPY

AREA REQUESTING DEPARTURE

WEATHER PROTECTION PROVIDED, THOUGH NOT REQUIRED

HOWELL STREET.

ROOFTOP COVERAGE

DEVELOPMENT STANDARD REQUIREMENTS PROPOSED JUSTIFICATION

SMC 23.49.008 B.1 B.Structures located in DMC 240/290-400 or DMC 340/290-400 zones may The facades at the R1 Level (amenity The top of the structure exceeds the maximum area allowed only when including the projected roof form (containing exceed the maximum height limit for residential use, or if applicable the maximum space) enclose an area of approximately mechanical areas). The presence of any overhead weather protection is valuable to the comfort of the occupants of the roof height limit for residential use as increased under subsection 23.49.008.A.4, by 10 8,425sf. The projected roof form encloses an terrace, and creates an elegant and intuitive building termination, which will be viewed from many vantage points in the City. percent of that limit, as so increased if applicable, if: additional 1,190sf, resulting in an overage of approximately 615sf. Associated Guidelines: 1. the facades of the portion of the structure above the limit do not enclose A-1 - Respond to the physical environment an area greater than 9,000 square feet A-2 - Enhance the skyline

PROJECTED ROOF FORM (CONTAINING MECHANICAL SPACES)

R1 LEVEL

9,615sf PROVIDED WITHIN MECHANICAL LEVEL FACADES, RESULTS IN OVERAGE OF +/- 615sf (AREA REQUESTING DEPARTURE)

8,425sf PROVIDED WITHIN FACADES AT R1 LEVEL

5’ WIDE PLANTER STRIP

6’-0” WIDE SIDEWALK: CITY STANDARD 2X2 CIP CONCRETE SCORED PAVING

ENTRY SPECIAL PAVING

ART PIECE MINOR AVENUE

SPECIAL CIP CONCRETE SCORED PAVING

OUTDOOR DINING

ART PIECE

EXISTING LIGHT POLE “ROCK” BENCHES 8’-6” 6’-0” SIDEWALK: CITY STANDARD 2X2 MAX MIN CIP CONC SCORED PAVING BENCHES PLANTER STRIP

0’ 20’ 40’

1” = 20’ HOWELL STREET

SUMMER SOLSTICE

FALL/SPRING EQUINOX

WINTER SOLSTICE

9 am 12 pm 3 pm

RESIDENTIAL

RETAIL

COMMON SPACE

ELEVATOR / STAIR

BOH / LOADING / PARKING

AMENITY

MECHANICAL

TYPICAL BELOW GRADE PARKING PLAN LEVEL 1 PLAN LEVEL 2 PLAN

0’ 16’ 32’ 64’

1/32” = 1’-0”

RESIDENTIAL

RETAIL

COMMON SPACE

ELEVATOR / STAIR

BOH / LOADING / PARKING

AMENITY

MECHANICAL

TYPICAL PODIUM PLAN LEVEL 7 AMENITY PLAN LEVEL 10-17 PLAN

0’ 16’ 32’ 64’

1/32” = 1’-0”

RESIDENTIAL

RETAIL

COMMON SPACE

ELEVATOR / STAIR

BOH / LOADING / PARKING

AMENITY

MECHANICAL

LEVEL 18 PLAN LEVEL 19 PLAN R1 AMENITY PLAN

0’ 16’ 32’ 64’

1/32” = 1’-0”

RESIDENTIAL

RETAIL

COMMON SPACE

ELEVATOR / STAIR

BOH / LOADING / PARKING

AMENITY

MECHANICAL

0’ 32’ 64’ 128’ EAST / WEST SECTION 1/64” = 1’-0”